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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Industrial properties
462 9400th S Sandy, UT 84070-2553
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0306077
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,949 SF
Lot
0.91 ac (39,640 SF)
Zoning code
ID
APN
27-01-376-009
UPID
US86-0306077
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Lifetouch Photography Service (Bike/Boat/Book/etc) Store
-
BCC Construction Group, LLC Construction Company
-
Prestige Portraits Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$977k
Blend (final)
Blend
$905k
Owner & transaction history
Sandy City · 2 yrs held
Sandy City
since 2023
2 recorded transactions
Zoning & alternative use
ID · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to provide for an area of diverse but integrated industrial and commercial uses. Emphasis is placed on achieving an aesthetically attractive, functional area of wide ranging industrial and commercial activity
Zone name
Industrial
General category
INDUSTRIAL
Zone area
298.98 ac
Source
Realmo
Top alternative use upside
Retail stores
$1.5M
+70.3%
Auto repair, garage
$1.3M
+52.7%
Warehouse, storage
$1.3M
+49.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$860,000
Current use
RETAIL STORES
$1,460,000
Change: +70% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,310,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$1,280,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$905k
Range $815k – $996k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$53 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$34,491
Tax year 2024
Assessed value
$3,513,400
Assessed 2024
Previous assessed
$3,513,400
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$725,500
Assessed improvement
$2,787,900
Land market value
$725,500
Improvement market value
$2,787,900
Total market value
$3,513,400
Applied tax rate
35.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
3
Stories
2
Total area
16,949 SF
Lot
0.91 ac (39,640 SF)
Zoning code
ID
APN
27-01-376-009
UPID
US86-0306077
Jurisdiction
SALT LAKE
Zoning & alternative use
ID · Sandy, UTZoning ID · permitted uses
ID · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is established to provide for an area of diverse but integrated industrial and commercial uses. Emphasis is placed on achieving an aesthetically attractive, functional area of wide ranging industrial and commercial activity
Zone name
Industrial
General category
INDUSTRIAL
Zone area
298.98 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$860,000
RETAIL STORES
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Buildings
3
Lot
0.91 ac
Current owner
From public records · entity-resolved
Sandy City
Entity
Mailing address
10000 S PO BOX 757TH PKWY, TOOELE, UT 84074-0757
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 28, 2023
—
Sandy City
Bowen Investments LLC
Warranty Deed
—
Oct 28, 2022
—
Bowen Investments LLC
Gml Properties Lc
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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